And to get the #’s most people want, would require more doors (higher quantity), and therefore more time/energy intensive mgt issues.

Infact, it's advertised online with the Realtor.com site showing all the amenities of my apartment, the electrical, the plumbing, the windows, the door, the shower and toilet and even the kitchen sink so obviously it must be legal because I can't see an agent of his caliper risking his career and livelyhood for undisclosed info.

Why would you spend all your time and energy trying to convert her into a good tenant, knowing you're unlikely to succeed?

You are young and you have energy, so work a lot while you don't have any other commitments or people depending on you.

Aloha Dirk,  Like in most places,  Hawaii has a mix bag of contractors from really good reasonably  priced ones to dirt cheap shady ones that do shoddy work that could lead to fire (bad electrical work) or health issues (mold) for tenants.

Insurance is WAY cheaper for a new build, as are utilities, because the newer homes are more energy efficient, and also have less need for immediate upgrades. 

I would focus your energy on that flip.

As in increased electricity bill anyone? 

Has anyone worked with a lender who has actually closed an FHA, VA or Conventional Energy Efficient Mortgage?

I have zero experience with this but how would you deal with electric and other utilities?